Recently asked questions about conveyancing in Shenstone

When can the exchange of contracts take place for purchase conveyancing in Shenstone and am I required to attend the solicitors office?

Where you are in close proximity to one of the conveyancing solicitors in Shenstone you are welcome to attend to sign contracts. However, the firms we recommend offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you electronically. The signing of the property agreement is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shenstone)to be in the office at the appropriate time.

We previously appointed conveyancing lawyers located in Shenstone on the Yorkshire BS solicitor approved list. They are now charging me a separate amount for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. This fee is not set by Yorkshire BS but by your Shenstone conveyancer. Some firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee and others do not.

I'm at the point of viewing houses in Shenstone and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a home loan with Co-operative.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.

Our offer on a property in Shenstone has been agreed to, but there is a chain. The sellers have put an offer on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a high street conveyancing solicitor in Shenstone. What do I do now? When should I get the mortgage application with Virgin Money going?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Shenstone conveyancing search costs, etc). First, you must ensure that your lawyer is on the Virgin Money approved list. Concerning the next steps this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. In a buoyant market the majority of buyers would apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.

How does conveyancing in Shenstone differ for newly converted properties?

Most buyers of new build or newly converted property in Shenstone approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because developers in Shenstone typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shenstone or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Shenstone is the location of the property. What do you suggest?

Flying freeholds in Shenstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shenstone you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shenstone may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My business partner and I are looking to lease a unit on the high street. Can you recommend lawyers offering no-move-no charges for commercial conveyancing in Shenstone for less than 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Shenstone, including the sale and purchase of businesses as well as simply premises. If you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the costs these will vary based on the structure and nuances of the proposed transaction. Let us have your contact information or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.